Below is an example of just one fix and flip loan program with one of the lenders that we work with. So, keep in mind these are ranges and from only one lender. We do not have set fees* for terms because deals differ. Thus, the actual terms will depend on the actual deal and experience level of the investor. This is why having a conversation is crucial so that we can understand the deal and learn more about you is crucial. We don't want to be a one-time lender for you. Our goal is to partner with you and be your broker of choice for EVERY deal!

*The only set fee for working with us is our 2% broker fee.  This isn't paid unless we move forward with the deal. The broker fee is paid on the HUD NOT out of your pocket! There may application and/or lender fees depending on the lender. That would be disclosed before moving forward with that particular lender as well.

Keep in mind that as a private money broker, we don't just work with one company. We have a database of over 100 lenders that we work with. Once we better understand what your project is, we can go to work to match you with the best lender for your particular situation. We have specific lenders that we work with for rental properties. So, let us do all of the legwork while you work on the mechanics of your project!

SFH (1-4 Units)

Property Type

Non-Owner Occupied

Purpose

Fix & Flip, Cash-out Refi

Loan Amt

$30,000 to FHA Cap for the area

Term

6-24 months

Interest Rate

8% - 15%

Origination Points

0 to 5

Loan Parameters (non-Elite)

90% Purchase

100% Rehab not to exceed 65% LTV

Cash-out Refi 50 %LTV

Loan Parameters (Elite)

100% Purchase

100% Rehab

100% Closing Costs not to exceed 70% LTV

Appraisal Level

General Appraisal (Borrower Pays)

Min Credit Score

N/A

Prepayment Penalty

N/A

App Fee

$197

This covers the processing of the application, credit check, and CDNA report.

Our Recommended Sweet Spot for Flips
Flip Sweet Spot.png

property type

This is important. When you invest within these parameters, you can attract a larger segment of the market, including FHA buyers. This increases your ability to appeal to more people in more demographics.

sale price

FHA loans bring home ownership into reach for first-time homebuyers who might have a hard time getting approved with conventional lenders. This increases your ability to sell your property faster and broadens your ability to attract more potential buyers.

size of house

Millennials and Boomers are the two segments expected to dominate the market in the next five years. Both of these segments are looking at smaller homes: Millennials because they’re just starting out; Boomers because they’re downsizing. Candace Taylor of The Wall Street Journal wrote, “These days, buyers of all ages eschew the large, ornate houses… in favor of smaller, more modern-looking alternatives.”

property features

Once again, this speaks to attracting Millennials and Boomers not wanting a lot of house to maintain either because of just starting the homeownership journey or close to retirement. Unless your property is specifically in a market or neighborhood where comps are this size and have these features, we have seen the best luck in this range.

size of property

Both Boomers and Millennials are looking for less upkeep: Boomers because they’re getting older and Millennials because they’re just starting out. More acreage also means more expense.